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The Utah APA Fall Conference focuses on improving development processes through collaborative zoning solutions. Presenters, including John Janson from Planning Solutions and Rene Oehlerking of Garbett Homes, will emphasize the importance of clear codes and efficient processes in facilitating development. Discussions will address common impediments in zoning—such as exclusionary practices—and propose a vision for making codes more understandable and user-friendly. Provo City’s recent initiatives, including new multi-family zones and streamlined review processes, will showcase practical applications of these concepts.
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Utah APA Fall Conference Business Friendly Codes
Presenters • John Janson – Planning Solutions • Rene Oehlerking – Garbett Homes • Adam Lankford – Wasatch Advantage Group • Bill Peperone – Provo City Planning
Session Intent • Processes can be an impediment to development • Codes can be an impediment to development • We should change that!
Zoning’s Approval Rating • Across the Country surveys continue to raise issues with zoning • Exclusionary • Not pro-development • An impediment to development • When our economy is rough, why wouldn’t we look to ourselves for what we can do to facilitate development
Processes • The Counter • Least experienced planner gets the job • First contact • Regulator or helper? • Complicated ordinances may result in confusion • Training, checklists, sketches, diagrams • Is it clear what we want?
Process continued • Permitted Uses • These should be the uses you want to see happen • Conditional Uses • These are the ones that you aren’t sure if they fit • Imposing conditions versus denial • Is it more predictable for developer to be in a permitted use process or a conditional use process? • How can a permitted use process be upgraded to get what you want?
Codes • We have to work to make them simpler and more understandable • We need to move away from being known as regulators, to be the facilitators of a vision for our communities • Codes need to implement that vision • It needs to be clear what you want • Are there ways to minimize the number of contentious hearings?
What do developers want? • Adam Lankford
What do developers want? • Who are developers? • What world do developers live in? • Predictability ….. Flexibility • Vision Collaboration • Density
What do developers want? • Rene Oehlerking
Provo’s Approach - Bill Peperone • The City’s development review process is being evaluated with the objective to make it more efficient • New downtown zones have been adopted that allow for greater development potential than the previous CBD zone • Parking standards have been reduced • New multi-family zones have been written permitting up to 80 u/a without going through the PRO process or ordinance • The City has discontinued the Land Use Committee
Form Based Codes a Business Friendly Approach • Intended to promote a vision • More clarity and a streamlined process • Focus on the public space from building face to building face • Emphasis is on how a center functions as a place for people not so much on what the use is within a building
Form Based Codes • Design, Density, and land use issues addressed upfront • Makes the transit and land use connection • Promotion of Place, connections, walkability • Fewer contentious public hearings after adoption • A better understanding of what will be built because it is easier to understand and interpret
Form Based Code Model and Manual • Model Code – a resource for communities interested in better ways to approach the creation of a center in your community • Manual – a guide to help the community apply and customize the model code • Anticipated completion is December 20122012
Questions • Is there something you do that is business friendly within your code or process that you would like to share? • Idea – and innovative zoning techniques committee
